| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 932 S Mollison Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1981 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | $1,400,000 |
| Buyer | JACKSON HILL PROPERTIES |
| Seller | --- |
932 S Mollison Ave El Cajon 20-Unit Multifamily
Neighborhood occupancy around 95% and a high renter concentration support steady leasing, according to WDSuite’s CRE market data. Position within San Diego County offers demand depth, though pricing power should be balanced against local affordability.
Situated in El Cajon within the San Diego–Chula Vista–Carlsbad metro, the neighborhood shows solid renter fundamentals: occupancy sits in the 72nd percentile nationally and the renter-occupied share is among the highest nationwide (99th percentile). For investors, this indicates a deep tenant base and generally resilient demand relative to many U.S. submarkets.
Amenity access is mixed. Cafes (94th percentile) and childcare density (98th percentile) outperform, while neighborhood-level groceries, parks, and pharmacies are limited. This blend supports daily-life convenience for many residents, but some trips may extend outside the immediate area. Compared with metro peers (621 neighborhoods), these amenity patterns place the area as competitive on select convenience categories but below average for open space and essential retail.
Housing and income dynamics point to sustained renter reliance. Median home values benchmark near the top of national markets (89th percentile) and the value-to-income ratio ranks in the 92nd percentile, reinforcing multifamily demand. At the same time, the neighborhood’s rent-to-income ratio reads high, suggesting affordability pressure and the need for measured rent strategies to support retention. NOI per unit trends are favorable versus many neighborhoods (74th percentile nationally), aligning with the occupancy profile.
Within a 3-mile radius, population and household counts have grown modestly in recent years, and households are projected to expand further over the next five years. Rising median incomes and forecast rent growth at the 3-mile level point to a larger, higher-earning renter pool that can support occupancy stability and thoughtful rent optimization, based on CRE market data from WDSuite.
Relative to U.S. neighborhoods, the area falls below national safety percentiles (violent and property crime percentiles in the teens to low 20s). Within the San Diego metro (621 neighborhoods), overall crime ranks in the lower end of the pack, indicating a weaker safety profile compared with many metro peers. Investors typically account for this with enhanced onsite management and security measures to support tenancy and retention.
Recent year-over-year estimates indicate an uptick in violent incidents and a moderate increase in property offenses. While these are neighborhood-level signals rather than property-specific, acknowledging them in underwriting helps align operating plans—screening, lighting, and partnership with local resources—to maintain resident confidence and protect cash flows.
Proximity to diversified employers supports a broad renter base and commute convenience, spanning defense electronics, foodservice distribution, utilities, wireless technology, and biotech—key drivers for workforce housing demand in this part of San Diego County.
- L-3 Telemetry & RF Products — defense & aerospace offices (11.0 miles)
- Sysco — foodservice distribution (12.1 miles)
- Sempra Energy — utilities (13.1 miles) — HQ
- Qualcomm — wireless & semiconductors (16.2 miles) — HQ
- Celgene Corporation — biotech/pharma (16.7 miles)
This 20-unit asset benefits from neighborhood-level occupancy that trends above national medians and an exceptionally high share of renter-occupied units, indicating depth of tenant demand. Elevated home values and a high value-to-income relationship in the neighborhood tend to reinforce renter reliance on multifamily housing, while 3-mile household growth and rising incomes expand the prospective renter pool. According to CRE market data from WDSuite, these dynamics align with steady leasing and support for measured rent growth, provided operators manage affordability pressure.
Key watch items include neighborhood safety rankings that trail many metro peers and limited neighborhood-level groceries and parks, which can be mitigated by operational focus and leveraging broader San Diego County amenities. Affordability, as reflected in a high rent-to-income ratio at the neighborhood level, suggests emphasizing retention strategies and value-forward renovations rather than aggressive near-term pricing.
- Strong renter base: high renter-occupied share and above-median occupancy support demand durability
- Demand drivers: 3-mile household expansion and rising incomes broaden the tenant pool
- Pricing power context: elevated home values sustain rental reliance across cycles
- Operations focus: manage affordability pressure and safety perceptions to protect retention and cash flow